Code Red Consultants
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Experience: Service: NFPA 241 & Impairment Consulting

Longwood Medical Helipad

One of Boston’s world-renowned medical facilities recently completed a new helipad to jointly serve their own and other neighboring facilities in the Longwood Medical Area. Designed by NBBJ and constructed by Walsh Brothers, the new helipad sits 262 feet high on top of the Tower roof, more than 50 feet above the old helipad landing site. The new and improved helipad is larger and can accommodate heavier aircraft, including those used by the U.S. Coast Guard for medical emergencies from offshore sites. As part of the project, two of the existing elevators were extended two stories to reach the new helipad.

Code Red Consultants served as the code consultant, responsible for developing a detailed code report documenting compliance with the Massachusetts State Building Code and NFPA 418, Standard for Heliports, associated with this unique project. This report was utilized as the basis for review and approvals by the Boston Inspectional Services Department and Boston Fire Department. During construction, Code Red Consultants was also responsible for developing an NFPA 241 Construction Fire Safety Plan to assist with Fire Department and emergency responder response and to help ensure that the property and hospital patients, staff, and visitors were safe at all times.

Location

Boston, Mass.

Size

Rooftop Structure

Cost

Unknown

Completion

2018

Rending Credit | Photography Credit

Confidential

Longwood Medical Helipad

One of Boston’s world-renowned medical facilities recently completed a new helipad to jointly serve their own and other neighboring facilities in the Longwood Medical Area. Designed by NBBJ and constructed by Walsh Brothers, the new helipad sits 262 feet high on top of the Tower roof, more than 50 feet above the old helipad landing site. The new and improved helipad is larger and can accommodate heavier aircraft, including those used by the U.S. Coast Guard for medical emergencies from offshore sites. As part of the project, two of the existing elevators were extended two stories to reach the new helipad.

Code Red Consultants served as the code consultant, responsible for developing a detailed code report documenting compliance with the Massachusetts State Building Code and NFPA 418, Standard for Heliports, associated with this unique project. This report was utilized as the basis for review and approvals by the Boston Inspectional Services Department and Boston Fire Department. During construction, Code Red Consultants was also responsible for developing an NFPA 241 Construction Fire Safety Plan to assist with Fire Department and emergency responder response and to help ensure that the property and hospital patients, staff, and visitors were safe at all times.

Congress Square Mixed Use

Related Beal recently completed a substantial renovation and addition to 33 Congress Street, part of the “vertical urban campus” of the revitalized Congress Square in Downtown Boston. Once home to the world headquarters of Fidelity Investments, this property encompasses a full city block and is comprised of five interconnected buildings. Formally nine-stories in height, 33 Congress was gut renovated from the inside out and stacked with a new eight-story, vertical curtainwall addition.

Providing services directly to Related Beal as well as general contractor Consigli, Code Red Consultants prepared detailed NFPA 241 Construction Fire Safety & Impairment Plans to ensure that fire safety was properly maintained throughout the construction process. Code Red Consultants then developed a comprehensive Phased Occupancy Plan and Building Evacuation Plan that was approved by the Authority Having Jurisdiction, allowing the building to be occupied in phases while still under construction. Code Red Consultants also provided consulting services for all phases of the project, including assisting Elkus Manfredi (interiors architect) with the development of assembly permit drawings and collaborating with the installing fire alarm contractor to generate phased fire alarm design drawings Serving in a consulting role, Code Red Consultants provided valuable guidance, insight and expertise for this complex adaptive reuse project in the heart of downtown Boston.

Location

Boston, Mass.

Size

17 stories

Cost

$130 million

Completion

2018

Rending Credit | Photography Credit

Related Beal

Congress Square Mixed Use

Related Beal recently completed a substantial renovation and addition to 33 Congress Street, part of the “vertical urban campus” of the revitalized Congress Square in Downtown Boston. Once home to the world headquarters of Fidelity Investments, this property encompasses a full city block and is comprised of five interconnected buildings. Formally nine-stories in height, 33 Congress was gut renovated from the inside out and stacked with a new eight-story, vertical curtainwall addition.

Providing services directly to Related Beal as well as general contractor Consigli, Code Red Consultants prepared detailed NFPA 241 Construction Fire Safety & Impairment Plans to ensure that fire safety was properly maintained throughout the construction process. Code Red Consultants then developed a comprehensive Phased Occupancy Plan and Building Evacuation Plan that was approved by the Authority Having Jurisdiction, allowing the building to be occupied in phases while still under construction. Code Red Consultants also provided consulting services for all phases of the project, including assisting Elkus Manfredi (interiors architect) with the development of assembly permit drawings and collaborating with the installing fire alarm contractor to generate phased fire alarm design drawings Serving in a consulting role, Code Red Consultants provided valuable guidance, insight and expertise for this complex adaptive reuse project in the heart of downtown Boston.

Proto

Boston Properties has been invested in Kendall Square for more than 30 years, and was inspired by the growing energy of the neighborhood to build apartments that offer the right blend of convenience, amenities, culture, and value for residents. Proto, a new Kendall Square apartment building located at 88 Ames Street, is a great example of this connected lifestyle, offering luxury apartments with city views, cool apartment building amenities, proximity to public transportation, and all the best the neighborhood has to offer.

The 22-story, mixed-use tower located in the heart of Kendall Square features 280 apartment residences and 16,000 SF of retail. Resident amenities at Proto include 24-hour concierge service, an outdoor terrace, an indoor fireside lounge, an in-house coffee lounge, collaborative work spaces, a fitness room, and a communal kitchen and dining room. Thirty-six residences at Proto will be designated affordable.

Code Red Consultants served as the smoke control special inspector and fire commissioning agent for the project, responsible for inspecting and testing the building’s smoke control systems as well as performing integrated testing of the building’s fire protection and life safety systems. Due to the project’s tight construction schedule, the firm’s early design reviews played an important role in ensuring the success of the project. Working in conjunction with both the design and construction teams, Code Red Consultants was able to identify ambiguity in the design documents and worked to clarify each trade’s required scope relative to their integration with one another. This level of involvement mitigated the potential for last minute change orders that could have caused a delay to the project’s opening.

FXCollaborative was the architect, and John Moriarty & Associates was the general contractor for the project.

Location

Cambridge, Mass.

Size

22 stories

Cost

$140 million

Completion

2018

Photography Credit

Boston Properties

Proto

Boston Properties has been invested in Kendall Square for more than 30 years, and was inspired by the growing energy of the neighborhood to build apartments that offer the right blend of convenience, amenities, culture, and value for residents. Proto, a new Kendall Square apartment building located at 88 Ames Street, is a great example of this connected lifestyle, offering luxury apartments with city views, cool apartment building amenities, proximity to public transportation, and all the best the neighborhood has to offer.

The 22-story, mixed-use tower located in the heart of Kendall Square features 280 apartment residences and 16,000 SF of retail. Resident amenities at Proto include 24-hour concierge service, an outdoor terrace, an indoor fireside lounge, an in-house coffee lounge, collaborative work spaces, a fitness room, and a communal kitchen and dining room. Thirty-six residences at Proto will be designated affordable.

Code Red Consultants served as the smoke control special inspector and fire commissioning agent for the project, responsible for inspecting and testing the building’s smoke control systems as well as performing integrated testing of the building’s fire protection and life safety systems. Due to the project’s tight construction schedule, the firm’s early design reviews played an important role in ensuring the success of the project. Working in conjunction with both the design and construction teams, Code Red Consultants was able to identify ambiguity in the design documents and worked to clarify each trade’s required scope relative to their integration with one another. This level of involvement mitigated the potential for last minute change orders that could have caused a delay to the project’s opening.

FXCollaborative was the architect, and John Moriarty & Associates was the general contractor for the project.

UMass Boston Residence Halls

The University of Massachusetts (UMass) Boston opened its first-ever residence halls at the start of the 2018 academic year. The 1,077-bed student housing complex consists of two buildings, ranging from nine to twelve stories, offering a mixture of styles ranging from single-occupancy apartments to four-person units. It includes living-learning amenities open to the entire UMass Boston community, such as seminar rooms, study lounges, and a 500-seat dining commons. Code Red Consultants served as code consultant for the project, preparing a comprehensive code compliance approach report as well as construction fire safety and NFPA 241 programs.

Marking an important milestone for the university, the project aimed to provide an inclusive residential student environment. As such, Code Red Consultants sought and received approval for a plumbing code variance to provide gender neutral showers and bathrooms that are open to the corridors on each residential level for use by all occupants.

The UMass Boston residence halls were designed by Elkus Manfredi Architects and built by Shawmut Design and Construction. The complex was built through a public-private partnership, a model that is the first of its kind for the UMass system. The UMass Building Authority contracted with Capstone Development Partners to lease a portion of the UMass Boston campus to construct the residence halls. Provident Commonwealth Education Resources, Inc., a nonprofit management entity, owns and operates the facility, and UMass Boston oversees student life.

Location

Boston, Mass.

Size

260,000 SF

Cost

$120 million

Completion

2018

Photography Credit

Code Red Consultants

UMass Boston Residence Halls

The University of Massachusetts (UMass) Boston opened its first-ever residence halls at the start of the 2018 academic year. The 1,077-bed student housing complex consists of two buildings, ranging from nine to twelve stories, offering a mixture of styles ranging from single-occupancy apartments to four-person units. It includes living-learning amenities open to the entire UMass Boston community, such as seminar rooms, study lounges, and a 500-seat dining commons. Code Red Consultants served as code consultant for the project, preparing a comprehensive code compliance approach report as well as construction fire safety and NFPA 241 programs.

Marking an important milestone for the university, the project aimed to provide an inclusive residential student environment. As such, Code Red Consultants sought and received approval for a plumbing code variance to provide gender neutral showers and bathrooms that are open to the corridors on each residential level for use by all occupants.

The UMass Boston residence halls were designed by Elkus Manfredi Architects and built by Shawmut Design and Construction. The complex was built through a public-private partnership, a model that is the first of its kind for the UMass system. The UMass Building Authority contracted with Capstone Development Partners to lease a portion of the UMass Boston campus to construct the residence halls. Provident Commonwealth Education Resources, Inc., a nonprofit management entity, owns and operates the facility, and UMass Boston oversees student life.

Hub on Causeway Tower

Code Red Consultants worked closely with Boston Properties (BXP) and John Moriarty Associates (JMA) on the new 100 Causeway office tower which is the last major phase of The Hub on Causeway development project in Boston, Massachusetts. The 100 Causeway office tower consisted of 24 newly constructed stories above the recently completed East Podium. The base building received temporary certificate of occupancy in Spring 2021 with ongoing fit-out by anchor tenant Verizon Communications Inc.

Code Red Consultants collaborated with both BXP and JMA to develop and implement a complex NFPA 241 Construction Fire Safety Plan for the project. In addition, Code Red assisted in the development of a phased occupancy plan for the building which helped to allow the building to open on time with ongoing fit-out construction while maintaining the necessary levels of fire protection and life safety for the building.

Code Red Consultants was also responsible for performing Smoke Control Special Inspections of the building’s three pressurized stairways. During inspection, the smoke control special inspector (SCSI) verified that the smoke control equipment and system complied with the requirements contained within the applicable codes. The systems were accepted by the Boston Fire Department on the first acceptance test, helping JMA and BXP complete the project. In this spirit, the firm commissioned the building’s smoke control systems and achieved the Boston Fire Department approval on the first acceptance test visit.

Lastly, Code Red Consultants performed firestopping special inspection services for the project, helping to ensure the passive fire protection systems were appropriately selected and installed.

Location

Boston, Mass.

Size

1.8 million SF

Cost

$950 million

Completion

Ongoing

Rending Credit

Gensler

Hub on Causeway Tower

Code Red Consultants worked closely with Boston Properties (BXP) and John Moriarty Associates (JMA) on the new 100 Causeway office tower which is the last major phase of The Hub on Causeway development project in Boston, Massachusetts. The 100 Causeway office tower consisted of 24 newly constructed stories above the recently completed East Podium. The base building received temporary certificate of occupancy in Spring 2021 with ongoing fit-out by anchor tenant Verizon Communications Inc.

Code Red Consultants collaborated with both BXP and JMA to develop and implement a complex NFPA 241 Construction Fire Safety Plan for the project. In addition, Code Red assisted in the development of a phased occupancy plan for the building which helped to allow the building to open on time with ongoing fit-out construction while maintaining the necessary levels of fire protection and life safety for the building.

Code Red Consultants was also responsible for performing Smoke Control Special Inspections of the building’s three pressurized stairways. During inspection, the smoke control special inspector (SCSI) verified that the smoke control equipment and system complied with the requirements contained within the applicable codes. The systems were accepted by the Boston Fire Department on the first acceptance test, helping JMA and BXP complete the project. In this spirit, the firm commissioned the building’s smoke control systems and achieved the Boston Fire Department approval on the first acceptance test visit.

Lastly, Code Red Consultants performed firestopping special inspection services for the project, helping to ensure the passive fire protection systems were appropriately selected and installed.

The Beverly

The Beverly is a new 484,000 SF workforce and affordable housing development at 101 Beverly Street in Boston’s North Station neighborhood. The mixed-use building offers 239 income-targeted apartments with top amenities, a hotel, and ground floor retail in a premier transit-oriented location. The 14-story tower was designed by CBT Architects and built by Consigli Construction.

Code Red Consultants worked with owner/developer Related Beal, Consigli, and the City of Boston to create a comprehensive Construction Fire Safety (NFPA 241) Plan for this project. The NFPA 241 Plan was developed to address fire safety concerns for the occupants of the building (including construction workers and residents), pedestrians and adjacent buildings, and emergency first responders from the initial excavation phase all the way through to occupancy.

In addition, Related Beal wished to occupy the building before construction was complete. Code Red Consultants collaborated with Consigli and the City to identify compliance with the applicable codes and standards and illustrate the manner in which compliance would be achieved during the time active construction was ongoing while the building became partially occupied. Code Red Consultant’s efforts allowed Related Beal to occupy The Beverly and begin generating revenue prior to the completion of the building.

Location

Boston, Mass.

Size

484,000 SF

Cost

$230 million

Completion

2018

Photography Credit

Code Red Consultants

The Beverly

The Beverly is a new 484,000 SF workforce and affordable housing development at 101 Beverly Street in Boston’s North Station neighborhood. The mixed-use building offers 239 income-targeted apartments with top amenities, a hotel, and ground floor retail in a premier transit-oriented location. The 14-story tower was designed by CBT Architects and built by Consigli Construction.

Code Red Consultants worked with owner/developer Related Beal, Consigli, and the City of Boston to create a comprehensive Construction Fire Safety (NFPA 241) Plan for this project. The NFPA 241 Plan was developed to address fire safety concerns for the occupants of the building (including construction workers and residents), pedestrians and adjacent buildings, and emergency first responders from the initial excavation phase all the way through to occupancy.

In addition, Related Beal wished to occupy the building before construction was complete. Code Red Consultants collaborated with Consigli and the City to identify compliance with the applicable codes and standards and illustrate the manner in which compliance would be achieved during the time active construction was ongoing while the building became partially occupied. Code Red Consultant’s efforts allowed Related Beal to occupy The Beverly and begin generating revenue prior to the completion of the building.

South Shore Hospital, Messina Addition

South Shore Hospital is the region’s leading provider of emergency, acute and outpatient care to the residents of Southeastern Massachusetts. Replacing an outdated intensive care unit (ICU), the hospital recently opened a new 24-bed ICU suite with the addition of a two-story vertical expansion to the existing Messina Building. Code Red Consultants served in various roles on the project.

During the design phase, Code Red Consultants served as code consultant to SmithGroup (formerly TRO) and prepared a comprehensive code compliance approach report that addressed the scope of work necessary to implement the enhanced life safety features required in a high-rise structure in the context of the existing building. Additionally, Code Red Consultants assisted the project team in successfully obtaining approval from the Commonwealth of Massachusetts to utilize the latest healthcare design requirements in the 2015 International Building Code (IBC) on the project. This was a key factor in aligning the design requirements of the IBC with the requirement of NFPA 101, and achieving a compliant and efficient design for the client.

Prior to the start of construction, Code Red Consultants assisted South Shore Hospital and Turner Construction with the preparation of the campus and project NFPA 241, Construction Fire Safety Plan. The plan outlined the requirements associated with protecting the contractor, fire department, and building occupants from the inherent fire hazards associated with construction. During construction, Code Red Consultants served as the Smoke Control Special Inspector for South Shore Hospital and assisted with the commissioning of the new stair pressurization systems.

Location

Weymouth, Mass.

Size

42,300 SF

Cost

$62 million

Completion

2017

Photography Credit

SmithGroup (formerly TRO)

South Shore Hospital, Messina Addition

South Shore Hospital is the region’s leading provider of emergency, acute and outpatient care to the residents of Southeastern Massachusetts. Replacing an outdated intensive care unit (ICU), the hospital recently opened a new 24-bed ICU suite with the addition of a two-story vertical expansion to the existing Messina Building. Code Red Consultants served in various roles on the project.

During the design phase, Code Red Consultants served as code consultant to SmithGroup (formerly TRO) and prepared a comprehensive code compliance approach report that addressed the scope of work necessary to implement the enhanced life safety features required in a high-rise structure in the context of the existing building. Additionally, Code Red Consultants assisted the project team in successfully obtaining approval from the Commonwealth of Massachusetts to utilize the latest healthcare design requirements in the 2015 International Building Code (IBC) on the project. This was a key factor in aligning the design requirements of the IBC with the requirement of NFPA 101, and achieving a compliant and efficient design for the client.

Prior to the start of construction, Code Red Consultants assisted South Shore Hospital and Turner Construction with the preparation of the campus and project NFPA 241, Construction Fire Safety Plan. The plan outlined the requirements associated with protecting the contractor, fire department, and building occupants from the inherent fire hazards associated with construction. During construction, Code Red Consultants served as the Smoke Control Special Inspector for South Shore Hospital and assisted with the commissioning of the new stair pressurization systems.

South Bay Expansion

Code Red Consultants worked closely with joint developers EDENS and Pritzker Group, architecture firm Stantec, and general contractor Lee Kennedy Company on this massive 11-acre development and expansion of the existing South Bay Shopping Center in Dorchester. The 700,000 SF mixed-use development added five new buildings and approximately 475 residential units, 120,000 SF of retail space, a 60,000 SF cinema, and a 130-room hotel. A total of five new buildings were built.

The first three buildings achieved early occupancy in November 2017, a significant achievement considering they were erected in the midst of a heightened awareness of construction fire safety in the Commonwealth of Massachusetts. To that end, Code Red Consultants worked in parallel with Lee Kennedy to develop and implement a pre-incident fire plan and construction safety policies that allowed for a phased occupancy and permitted retailers the all-important opportunity to open their doors on Black Friday, and even construction continued on upper levels. This was achieved via continuous negotiations with City of Boston officials, where there was an upfront contract that the fire/life safety systems afforded to building occupants would not be compromised.

Code Red Consultants served as a trusted advisor to EDENS on South Bay, the real estate firm’s first major development project in Boston.

Location

Boston, Mass.

Size

700,000 SF

Cost

$200 million

Completion

2018

Rending Credit

EDENS

South Bay Expansion

Code Red Consultants worked closely with joint developers EDENS and Pritzker Group, architecture firm Stantec, and general contractor Lee Kennedy Company on this massive 11-acre development and expansion of the existing South Bay Shopping Center in Dorchester. The 700,000 SF mixed-use development added five new buildings and approximately 475 residential units, 120,000 SF of retail space, a 60,000 SF cinema, and a 130-room hotel. A total of five new buildings were built.

The first three buildings achieved early occupancy in November 2017, a significant achievement considering they were erected in the midst of a heightened awareness of construction fire safety in the Commonwealth of Massachusetts. To that end, Code Red Consultants worked in parallel with Lee Kennedy to develop and implement a pre-incident fire plan and construction safety policies that allowed for a phased occupancy and permitted retailers the all-important opportunity to open their doors on Black Friday, and even construction continued on upper levels. This was achieved via continuous negotiations with City of Boston officials, where there was an upfront contract that the fire/life safety systems afforded to building occupants would not be compromised.

Code Red Consultants served as a trusted advisor to EDENS on South Bay, the real estate firm’s first major development project in Boston.

Serenity Apartments

Code Red Consultants provided consulting services for the new Serenity Apartments, a mixed-use building located at 101 South Huntington Avenue in Boston’s Mission Hill neighborhood. Designed by Prellwitz Chilinski Associates, Inc. and developed by Longwood Group, the 195-unit apartment complex offers scenic views of Olmsted Park and provides 2,100 SF of retail space along South Huntington Avenue.

Code Red Consultants collaborated with Suffolk Construction to develop and implement a pre-incident fire plan for the project. Additionally, the firm worked closely with Longwood Group to prepare the Boston Fire Department (BFD) Place of Assembly permit application for the amenity areas of the building. Code Red Consultants also commissioned the building smoke control systems and achieved BFD approval on the first acceptance test, helping Longwood and Suffolk complete and open the project on time.

Location

Boston, Mass.

Size

244,700 SF

Cost

N/A

Completion

2017

Photography Credit

Longwood Group

Serenity Apartments

Code Red Consultants provided consulting services for the new Serenity Apartments, a mixed-use building located at 101 South Huntington Avenue in Boston’s Mission Hill neighborhood. Designed by Prellwitz Chilinski Associates, Inc. and developed by Longwood Group, the 195-unit apartment complex offers scenic views of Olmsted Park and provides 2,100 SF of retail space along South Huntington Avenue.

Code Red Consultants collaborated with Suffolk Construction to develop and implement a pre-incident fire plan for the project. Additionally, the firm worked closely with Longwood Group to prepare the Boston Fire Department (BFD) Place of Assembly permit application for the amenity areas of the building. Code Red Consultants also commissioned the building smoke control systems and achieved BFD approval on the first acceptance test, helping Longwood and Suffolk complete and open the project on time.

Reebok Headquarters

Athletic apparel and shoe company Reebok moved its headquarters from Canton, Mass. to the Innovation & Design Building in Boston’s Seaport District. The 220,000 SF headquarters includes office space for Reebok’s 700 employees, a 30,000 SF gym, and a design lab. Gensler designed the interior fit-out in the existing shell space on five floors of portions of the 21, 23 and 25 Drydock Avenue buildings.

In addition to code consulting services provided during design, Code Red Consultants collaborated with Reebok and general contractor JMA to prepare Place of Assembly Permit drawings and an Evacuation Narrative for the permitting process required by the Boston Fire Department. Code Red Consultants also assisted the design and construction team with phased construction and permitting to meet Reebok’s project schedule.

Location

Boston, Mass.

Size

220,000 SF

Cost

N/A

Completion

2018

Photography Credit

Garrett Rowland

Reebok Headquarters

Athletic apparel and shoe company Reebok moved its headquarters from Canton, Mass. to the Innovation & Design Building in Boston’s Seaport District. The 220,000 SF headquarters includes office space for Reebok’s 700 employees, a 30,000 SF gym, and a design lab. Gensler designed the interior fit-out in the existing shell space on five floors of portions of the 21, 23 and 25 Drydock Avenue buildings.

In addition to code consulting services provided during design, Code Red Consultants collaborated with Reebok and general contractor JMA to prepare Place of Assembly Permit drawings and an Evacuation Narrative for the permitting process required by the Boston Fire Department. Code Red Consultants also assisted the design and construction team with phased construction and permitting to meet Reebok’s project schedule.